Median house price
$1.13M
+19% change
NSW · Bega Valley Council
Broadwater, 2549
Est. population · Jun 2025
153
Growth (1 yr)
+0.7%
Growth (5 yr)
+3.4%
Median age
51
Median income
$1,812/wk
Employment rate
54.1%
Median house price · October to December 2025
$1,125,000
Languages at home
Mostly English at home
2021 Census · usual residence
- Excellent transport
Suburb profile
Broadwater offers a slower smaller community life in Bega Valley Council, with open surrounds and a close-knit community feel. A mature community gives the area a calm, settled social fabric, with multiple generations sharing the same neighbourhood. Weekends tend to revolve around local favourites: a café, a market run, a walk through town.
Parks and open space are a real strength relative to many comparable suburbs, easy for walks, sport and weekend downtime. A car helps for most daily errands, though buses still link the suburb further afield. Property sits in a premium price band and is harder to enter for many buyers.
Reported crime has been falling recently. The streetscape feels settled and established, with older homes giving the area a familiar, lived-in look.
At a glance
Broadwater snapshot
A quick read of housing, growth, livability, and risk
Median rent
$660/wk
Population (ERP)
153
+0.7% annual growth
Dwelling vacancy
16.4%
Census unoccupied dwellings
How it compares
Relative standing using percentiles, ranks, and national deciles
Safety
2nd
percentile in state (higher = safer)
Pop. growth
55th
percentile in NSW
Advantage (IRSAD)
5/10
national SEIFA decile
Population growth
Recent ERP change over 1 and 5 years
Housing mix
Dwelling types from the 2021 Census
Risks & flags
Quick scan — open a section below for full context
Living here
Housing
- Houses (January to March 2026)
- $700
- Median house price (October to December 2025)
- $1,125,000
- Median price change
- +19.1%
Median weekly rent from NSW DCJ rent tables. Figures can be unreliable where few bonds were lodged in the quarter.
Contributes to desirability score · Housing (15%) · Future Growth (7%)
Median price, rental yield and vacancy Recent price momentum
Data sources & freshness
- DCJ rent and sales tables — NSW Department of Communities and Justice · January to March 2026; October to December 2025 · Updated · Quarterly releases
Population
Estimated resident population
153(June 2025)
+0.7% annual · +3.4% over 5 years · 55th percentile in NSW
Growth figures & methodology
- Annual growth
- +0.7%
- 5-year growth
- +3.4%
- Change in 1 year
- +1
- Change in 5 years
- +5
- Growth rank in NSW
- 55th percentile
ABS Estimated Resident Population allocated to this suburb from SA2-level data. Not an official ABS suburb count.
Methodology
Figures are allocated from ABS Estimated Resident Population at Statistical Area Level 2 (SA2), using 2021 Census share within overlapping SA2 regions. Where Census data is unavailable, area overlap is used instead.
The dashed chart line is a simple growth-trend estimate to June 2030 (~150), extrapolated at +1.0% average annual growth since 2011. It is illustrative only — not an official ABS forecast.
2021 Census figures
2021 Census
- Population
- 148
- Median age
- 51
- Median household income / week
- $1,812
- Dwelling vacancy
- 16.4%
- Unoccupied private dwellings
- 10 of 61
- Median monthly mortgage
- $1,950
- Employment rate
- 54.1%
- Dwelling mix (houses / semi / flats)
- 53 / 0 / 0
Contributes to desirability score · Community (5%)
Employment, household income and age diversity (2021 Census)
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
- Estimated Resident Population — Australian Bureau of Statistics · 2025 · Updated · SA2 ERP allocated to suburb boundaries
Community & culture
No 2021 Census cultural diversity data for this suburb yet.
Data sources & freshness
- 2021 Census — General Community Profile — Australian Bureau of Statistics · Updated
The 2026 Census runs in August 2026; suburb-level updates are expected from mid-2027.
Crime & safety
Reported offences decreased compared with the previous period.
Offence counts & rates
- Total offences (Jan 2025 to Dec 2025)
- 3
- Against the person
- 1
- Against property
- 2
- Rate per 1,000 residents
- 19.6
- Person-crime prevalence
- About 1 in 148 residents
- State safety percentile
- 1.7th (lower crime is better)
- Decrease (daily rate)
- -24.8%
Most common offence types
- Breach Apprehended Violence Order6
- Break And Enter Dwelling6
- Fraud7
- Intimidation, Stalking And Harassment8
- Malicious Damage To Property14
Contributes to desirability score · Safety (18%)
Crime rate and year-on-year trend
Data sources & freshness
- BOCSAR postcode crime statistics — NSW Bureau of Crime Statistics and Research · Jan 2024 to Dec 2024 → Jan 2025 to Dec 2025; Jan 2025 to Dec 2025 · Updated · Rolling 12-month windows
Family & Lifestyle
Public transport
10 public transport stops in this suburb
- Princes Hwy At Hardakers Rd
- Princes Hwy At White Fox Rd
- Princes Hwy At Yowaka River Rd
- Princes Hwy Before Blackwood Lane
- Princes Hwy Opp White Fox Rd
Contributes to desirability score · Accessibility (15%)
Public transport stop coverage
Data sources & freshness
- Timetables Complete GTFS stops (© Transport for NSW, CC BY 4.0) — Transport for NSW — Open Data Hub · current · Updated · Nightly GTFS feed
Amenities
12 nearby amenities within ~1.5 km
Local character & venue list
Local character
- Limited walkable amenities nearby
- Great for outdoor family life — 1 parks mapped in suburb
- Reasonable bus and transport access — 10 public transport stops
- Walkability proxy
- 15/100
- Cafés per 1,000 residents
- 0
- Food & drink per 1,000 residents
- 0
- Parks per 1,000 residents
- 6.76
Sport & outdoors(1)
- Broadwater ParkPark
Transport(2)
2 bus stops
Other(6)
- Bbq
- Parking (3)
- Broadwater ParkPublic toilets
- Broadwater OystersSeafood
- Shelter (2)
- Pambula Boat RampSlipway
Names and addresses from OpenStreetMap. Unnamed venues show as their type (e.g. Cafe). Transport stops are summarised by type rather than listed individually.
Contributes to desirability score · Lifestyle (15%)
Food, shopping, recreation and sport (OpenStreetMap)
Data sources & freshness
- Local amenity insights — Suburb Guide (derived) · current · Updated
- OpenStreetMap amenities — OpenStreetMap contributors · current · Updated
Parks & reserves
1 parks and public open space in this suburb
- Broadwater ParkPark
Data sources & freshness
- Parks & reserves — State government + ABS LGA boundaries · current · Updated
Green cover
- Parks & woodland (OSM)
- 1
- Parks (OSM)
- 1
OpenStreetMap parks and natural woodland features mapped within the suburb boundary.
Contributes to desirability score · Environment (10%)
Parks and green cover (OpenStreetMap)
Data sources & freshness
- OpenStreetMap green cover — OpenStreetMap contributors · current · Updated
Health access
- Nearest hospital
- Pambula District Hospital (5.3 km)
- Nearest hospital type
- Hospital
- Nearest hospital emergency
- Emergency department
Contributes to desirability score · Accessibility (15%)
Hospitals and GP clinics
Data sources & freshness
- Hospitals & clinics — OpenStreetMap + state health datasets · current · Updated
NDIS participation
- NDIS participants (31 March 2026)
- 4
- Participants per 1,000 residents
- 26.1
Active NDIS participants allocated from NDIA Statistical Area Level 2 (SA2, ASGS 2016) counts to this suburb boundary. Not an official suburb-level NDIS figure · as at 31 March 2026.
For NDIS spend and service-demand exploration by SA2 or postcode, see the Care Sector Demand Map.
Data sources & freshness
- NDIS participants by SA2 — National Disability Insurance Agency · 2026-Q1 · Updated · Quarterly SA2 counts allocated to suburb boundaries
Weather
Typical conditions by season for suburbs in the same ~44 km climate area. Rainfall totals are summed from monthly WorldClim layers; rainy-day counts are approximate.
Summer (Dec–Feb)
- Usual max / min
- 23° / 15°
- Rainfall
- 209 mm · ~26 rainy days
Autumn (Mar–May)
- Usual max / min
- 20° / 12°
- Rainfall
- 230 mm · ~29 rainy days
Winter (Jun–Aug)
- Usual max / min
- 16° / 7°
- Rainfall
- 188 mm · ~24 rainy days
Spring (Sep–Nov)
- Usual max / min
- 19° / 10°
- Rainfall
- 227 mm · ~28 rainy days
Contributes to desirability score · Lifestyle (15%)
Temperature and humidity comfort
Data sources & freshness
- Seasonal climate normals — WorldClim 2.1 · Updated
Future & Planning
Planning & development
Development applications from NSW Planning Portal.
2026· 2 proposals
May 2026
- Dual occupancy; Dwelling house; Erection of a new structure; Dual occupancy (detached)24 WHITE FOX ROAD BROADWATER 2549Determined
April 2026
- Dwelling house; Alterations or additions to an existing building or structure; Swimming pool; Residential Accommodation; Supporting Development4 LANDING ROAD BROADWATER 2549Additional Information Requested
2025· 10 proposals
October 2025
- Dwelling house; Alterations or additions to an existing building or structure; Residential Accommodation43 RIVER STREET BROADWATER 2472Determined
- Erection of a new structure; Swimming pool8 DUNCAN STREET BROADWATER 2472Determined
September 2025
- Alterations or additions to an existing building or structure; Recreation/Tourist Premise4381 PRINCES HIGHWAY BROADWATER 2549Determined
- Dwelling house; Erection of a new structure25 GEORGE STREET BROADWATER 2472Determined
March 2025
- Dwelling house; Erection of a new structure; Residential Accommodation10 PITT STREET BROADWATER 2472Determined
- Dwelling house; Alterations or additions to an existing building or structure19 BARAANG DRIVE BROADWATER 2472Determined
February 2025
- Erection of a new structure; Swimming pool188 BARAANG DRIVE BROADWATER 2472Determined
- Temporary building, structure or use; Shade structures of canvas, fabric, mesh or the like4381 PRINCES HIGHWAY BROADWATER 2549Determined
- Dwelling house; Erection of a new structure21 PADDON STREET BROADWATER 2472Determined
January 2025
- Multi-dwelling housing; Subdivision; Erection of a new structure20 PADDON STREET BROADWATER 2472Determined
2024· 17 proposals
December 2024
- Dwelling house; Erection of a new structure; Residential Accommodation10 PITT STREET BROADWATER 2472Determined
- Dwelling house; Alterations or additions to an existing building or structure126 BARAANG DRIVE BROADWATER 2472Determined
November 2024
- Dwelling house; Erection of a new structure; Change of use of land or a building or the classification of a building under the Building Code of Australia670 BROADWATER ROAD BROADWATER 2472Determined
October 2024
- Erection of a new structure; Swimming pool26 RILEYS HILL ROAD BROADWATER 2472Determined
July 2024
- Dwelling house; Erection of a new structure8 PITT STREET BROADWATER 2472Determined
June 2024
- Erection of a new structure; Balcony, deck, patio, terrace or verandah; Swimming pool2 LANDING ROAD BROADWATER 2549Determined
May 2024
- Shed; Erection of a new structure; Supporting Development188 BARAANG DRIVE BROADWATER 2472Determined
April 2024
- Erection of a new structure; Dual occupancy (detached); Swimming pool22 GEORGE STREET BROADWATER 2472Determined
- Dwelling house; Erection of a new structure15 PADDON STREET BROADWATER 2472Determined
- Farm buildings; Erection of a new structure84C BAGOTVILLE ROAD BROADWATER 2472Determined
March 2024
- Dwelling house; Erection of a new structure; Residential Accommodation104 BARAANG DRIVE BROADWATER 2472Determined
February 2024
- Demolition; Erection of a new structure; School9 BYRNES STREET BROADWATER 2472Withdrawn
- Dwelling house; Alterations or additions to an existing building or structure67 HARDAKERS ROAD BROADWATER 2549Determined
- Erection of a new structure; Earthworks, retaining walls and structural support28 RIVER STREET BROADWATER 2472Determined
January 2024
- Dwelling house; Alterations or additions to an existing building or structure6 Little Pitt Street, Broadwater NSW 2472Determined
- Erection of a new structure; School9 BYRNES STREET BROADWATER 2472Cancelled
- Erection of a new structure; Supporting Development117 BARAANG DRIVE BROADWATER 2472Determined
2023· 4 proposals
December 2023
- Dwelling house; Erection of a new structure; Change of use of land or a building or the classification of a building under the Building Code of Australia670 BROADWATER ROAD BROADWATER 2472Determined
November 2023
- Dwelling house; Alterations or additions to an existing building or structure102 BARAANG DRIVE BROADWATER 2472Determined
- Shed; Erection of a new structure; Minor building alterations (internal); Camping ground88 BAGOTVILLE ROAD BROADWATER 2472Determined
October 2023
- Temporary building, structure or use; Community facility4381 PRINCES HIGHWAY BROADWATER 2549Determined
Contributes to desirability score · Future Growth (7%)
Development and planning activity
Data sources & freshness
- Online DA development application register — NSW Department of Planning, Housing and Infrastructure · 2026 · Updated · Daily feed (from Oct 2018)
Hazards
- Bushfire planning zone
- No overlay at centroid
Bushfire overlay checked at suburb centroid via NSW bush fire prone land mapping.
Contributes to desirability score · Safety (18%)
Bushfire hazard overlays
Data sources & freshness
- Hazard planning overlays — State government hazard layers · current · Updated
Politics & representation
- Federal electorate
- Eden-Monaro
- Member of Parliament
- Kristy McBAIN (Australian Labor Party)
- Results from
- 2025 federal election
- Electorate enrolment (2025)
- 121,376
- Turnout (2025)
- 93.8%
- Swing since 2022 (2025)
- +1.1 pp toward Labor
Two-party preferred (2025)
Coalition 42.8%Labor 57.2%
Estimated suburb voting profile
Estimated from 8 nearby ordinary polling places (up to 21.7 km away).
Coalition 41.4%Labor 58.6%
1.4 percentage points more Labor-leaning than the electorate
Estimated swing since 2022: -2.2 pp toward Coalition
Nearest polling places
- PambulaLabor 59.0% · Coalition 41.0% TPP (2025)5.6 km away
- EdenLabor 50.6% · Coalition 49.4% TPP (2025)9.4 km away
- Merimbula CentralLabor 60.8% · Coalition 39.2% TPP (2025)9.6 km away
- MerimbulaLabor 66.1% · Coalition 33.9% TPP (2025)9.7 km away
- Eden CentralLabor 53.8% · Coalition 46.2% TPP (2025)10.2 km away
Federal electorate from AEC federal division boundaries (2025 redistribution). Division-level results are official AEC figures from the latest general election, with by-election updates where applicable. The estimated suburb profile blends up to eight nearest ordinary polling booths in the same electorate using inverse-distance weighting from the suburb centroid — an approximation, not official AEC data. Nearest polling places are shown for reference.
Data sources & freshness
- Federal election results — Australian Electoral Commission · Updated · 2025 election with by-election overlays
Socio-economic
- IRSAD decile (2021)
- 5/10
- IRSD decile (2021)
- 6/10
ABS Socio-Economic Indexes for Areas (SEIFA), 2021 release — the latest available, derived from the 2021 Census. Deciles rank suburbs nationally from 1 (lowest) to 10 (highest).
What do IRSAD and IRSD measure?
IRSAD — Index of Relative Socio-economic Advantage and Disadvantage. Combines indicators of advantage (e.g. high income, skilled occupations) and disadvantage. Higher decile = more advantaged relative to other Australian areas.
IRSD — Index of Relative Socio-economic Disadvantage. Focuses on disadvantage only (e.g. low income, unemployment, limited education). Higher decile = less disadvantage nationally.
A new SEIFA edition typically follows each census; the ABS has not announced a release date beyond 2021.
Contributes to desirability score · Community (5%)
Socio-economic advantage (IRSAD decile)
Data sources & freshness
- SEIFA 2021 (IRSAD / IRSD) — Australian Bureau of Statistics · Updated
More in Bega Valley Council
Other suburbs in the same local government area.
Comparable suburbs
Similar population and socio-economic profile in other parts of New South Wales.